What Is a Florida Milestone Inspection?
A milestone inspection is a mandatory structural assessment required under Florida Statute 553.899, enacted in response to the June 2021 collapse of Champlain Towers South in Surfside. The law applies to all residential condominium and cooperative buildings that are three or more habitable stories in height. The first inspection is required when a building reaches 30 years of age — or 25 years if the building is located within three miles of a coastline, or if Miami-Dade or Broward County require it under their stricter local ordinances. Inspections are required every 10 years thereafter. The inspection must be performed by a Florida-licensed architect or engineer. Pineland Engineering holds Florida Engineering License 39202 and Architecture License AR102594 and is fully authorized to perform milestone inspections statewide.
Phase 1 vs. Phase 2 — What's the Difference?
Phase 1 is a visual inspection of all major structural components — columns, beams, load-bearing walls, slabs, foundations, balconies, stairwells, parking structures, and common areas. The engineer determines whether substantial structural deterioration exists and delivers a written report to the condominium association and local building department. The association must distribute an inspector-prepared summary to all unit owners within 45 days of receiving the report. Most buildings require Phase 1 only.
Phase 2 is required only when Phase 1 identifies evidence of substantial structural deterioration. It involves destructive or non-destructive testing — concrete coring, rebar condition assessment, and ground-penetrating radar. Phase 2 has a more extensive scope and longer timeline. Pineland Engineering coordinates Phase 2 testing with licensed special inspectors when required.
Miami-Dade, Broward, and Statewide — Key Differences
Florida's milestone inspection law operates in three layers that frequently overlap for South Florida buildings.
Statewide (FS 553.899): 30-year trigger (25 years if within three miles of a coastline), applies to all 3+ story residential condominiums and co-ops.
Miami-Dade County: Has its own separate 40-year recertification program administered by Miami-Dade's Department of Regulatory and Economic Resources (RER). This is distinct from the statewide milestone inspection. Buildings in Miami-Dade are also subject to the 25-year coastal trigger under state law. Both programs frequently run simultaneously — Pineland Engineering coordinates both in a single engagement to reduce cost and disruption to residents.
Broward County: The Broward Board of Rules and Appeals (BORA) requires milestone inspections at 25 years for all condominium buildings — stricter than the statewide 30-year requirement. Every 10 years thereafter. Most Broward buildings built in the late 1990s and early 2000s are now approaching or at their first inspection threshold.
Structural Integrity Reserve Study (SIRS)
The Structural Integrity Reserve Study (SIRS) is a separate requirement under Florida Statute 718.112 for all condominium associations with buildings three or more stories in height. A SIRS must be completed every 10 years and covers: roof, load-bearing walls, floors, foundation, fireproofing systems, plumbing, electrical, windows, balconies, seawalls, and parking structures.
Pineland Engineering performs the structural and visual component of the SIRS. We can pair the SIRS with the milestone inspection in a single mobilization to reduce cost and disruption to residents. Associations that do not have a current SIRS on file cannot waive reserve funding requirements — making timely completion critical for association financial planning.
What Pineland Engineering Delivers
Our milestone inspection engagements include: Phase 1 visual inspection with systematic photo documentation of all structural components; written milestone inspection report sealed by Florida-licensed PE (License 39202); inspector-prepared summary report formatted for association distribution and website posting as required by law; report formatted for submission to Miami-Dade RER, Broward BORA, Palm Beach County, Lee County, and all Florida local building departments; Phase 2 coordination with licensed special inspectors if required; SIRS structural component if needed with combined-scope pricing available. Typical Phase 1 report delivery is 2–3 weeks after the inspection date.
Who Needs a Milestone Inspection?
Condominium associations and HOA boards approaching 25 or 30 years of building age should begin the process now — local building departments are actively enforcing deadlines and non-compliance can result in building closure orders. Property management companies managing older condo stock need to track inspection deadlines across their portfolios. Building owners who have received notice from Miami-Dade RER, Broward BORA, or their local building department must respond within the notice deadline. Attorneys and real estate professionals need current inspection status for disclosure in transactions. Buyers and sellers of units in buildings subject to milestone inspection requirements should confirm inspection status before closing.
Service Areas
Miami-Dade County · Broward County · Palm Beach County · Lee County · Collier County · Charlotte County · All of Florida. Pineland Engineering is headquartered in Pineland (Bokeelia), Lee County, FL and serves condominium associations statewide.
Frequently Asked Questions
What is a milestone inspection in Florida?
A milestone inspection is a mandatory structural assessment of condominium and cooperative buildings three or more stories tall, required under Florida Statute 553.899. The law was enacted after the 2021 Champlain Towers South collapse in Surfside. It requires a visual inspection (Phase 1) by a Florida-licensed architect or engineer at 30 years of building age (25 years for coastal buildings or in Miami-Dade/Broward), and every 10 years thereafter.
Does my condo need a milestone inspection?
Your building needs a milestone inspection if it is a residential condominium or cooperative building with three or more habitable stories and has reached 30 years of age (or 25 years if within three miles of a coastline, or in Miami-Dade or Broward County). If your building has already passed that age threshold without an inspection, you are likely out of compliance. Contact Pineland Engineering to assess your building's status.
What is the difference between a milestone inspection and a 40-year recertification?
These are two separate programs. The milestone inspection is a statewide requirement under FS 553.899 administered by local building departments. The 40-year recertification is a Miami-Dade County program administered by Miami-Dade's Department of Regulatory and Economic Resources (RER) — it covers both structural and electrical components and is triggered at 40 years of building age. Many Miami-Dade buildings are subject to both programs simultaneously. Pineland Engineering coordinates both in a single engagement.
What happens if my building fails a milestone inspection?
If Phase 1 identifies substantial structural deterioration, Phase 2 testing is required. The association must submit a repair plan to the local building department within 180 days of the Phase 2 report. If the building is found to be unsafe, the local building official can order the building vacated. Associations that fail to complete required inspections can face fines and building closure orders.
How much does a milestone inspection cost in Florida?
Milestone inspection costs vary based on building size, number of stories, number of units, location, and whether Phase 2 testing is required. Contact Pineland Engineering for a project-specific quote. We offer combined pricing for milestone inspection and SIRS engagements completed in a single mobilization.
Can the same engineer perform both the milestone inspection and the SIRS?
Yes. Pineland Engineering performs both the milestone inspection and the structural component of the SIRS. Combining both in a single engagement reduces mobilization costs and minimizes disruption to residents. We coordinate with reserve financial specialists for the financial component of the SIRS.
What buildings are exempt from Florida milestone inspections?
Single-family homes, duplexes, and buildings fewer than three habitable stories are exempt. Buildings that have undergone a recertification inspection under a local ordinance that meets or exceeds the state requirements may also qualify. Buildings constructed after July 1, 1992 in Miami-Dade or Broward that have already passed inspection under local programs may have different timelines. Consult with a licensed engineer to confirm your building's status.
What is Phase 2 and does my building need it?
Phase 2 is required only when Phase 1 identifies evidence of substantial structural deterioration. It involves destructive or non-destructive testing — concrete coring, rebar condition assessment, ground-penetrating radar — to determine the extent of deterioration. Most buildings do not require Phase 2. If Phase 1 finds no substantial deterioration, the process is complete.
How long does a milestone inspection take?
The on-site Phase 1 inspection typically takes one to two days depending on building size. The written report is typically delivered within 2–3 weeks of the inspection. Phase 2, if required, has a longer timeline depending on the scope of testing and laboratory analysis.
What is the inspector-prepared summary and who receives it?
Florida law requires the inspecting engineer to prepare a summary of the milestone inspection report in plain language. The condominium association must distribute this summary to all unit owners within 45 days of receiving the report. The summary must also be posted on the association's website if one exists. Pineland Engineering prepares the inspector summary as part of every milestone inspection engagement.
Related Pages
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Pineland Engineering is a Florida-licensed engineering and architecture firm. FL Engineering License 39202 · Architecture License AR102594. Call or submit a quote request to get started.